I understand this is the ultimately the concept of commercial mid market brokering with dual agency, but Im seeking a way to allow sellers to not be tied down to exclusive listing agreement.   

In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a specialty trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.In addition, please note if you purchase debt-financed real estate with your IRA, unrelated debt finance income tax should apply to the income attributable to debt-financed real estate held by your IRA.

Definitely will be taking a look into building reserves and credit.Look into buying and selling Exclusive & Non-Exclusive property options to investors.

In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a specialty trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.In addition, please note if you purchase debt-financed real estate with your IRA, unrelated debt finance income tax should apply to the income attributable to debt-financed real estate held by your IRA.

And make SURE you sign them to an exclusive so that they can actually be your fiduciary and legally give you pricing advice.

In addition to the $250k per person exclusion on capital gains, if you get it treated as a residence, you are paying capitals gains tax rate instead of your ordinary income tax rate.

You would think there is a correlation with real estate values and rent amounts but they are mutually exclusive.

The only way you can totally defer or exclude gains is to 1031 exchange to defer the investment portion and use homeowners exclusion for the remainder of the gains (up to $250,000 of gains for single, HoH, or MFS / $500,000 for MFJ taxpayers). 

@Adrienne GreenWe own and operate 20+ properties exclusively for short term rentals in Philadelphia and Pigeon Forge.

My office has averaged over 70 closings a month so far this year of off market real estate and we work with investors exclusively.